Buyers Notice Everything

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Selling your house? Just remember: buyers notice everything — the good, the bad, and the “what were they thinking?”

They walk in with HGTV dreams and laser-sharp vision. They will sniff, squint, and side-eye their way through your entire home like it’s an open house and an episode of CSI.

Think the judgiest in-laws you've ever met… but with checkbooks.

Here’s what they’re picking up on within seconds:

  1. LIGHT: If it’s too dark, the home can feel closed-in. Too bright, and it’s uncomfortable. Aim for warm, natural lighting that feels welcoming.

  2. SMELL: Odors matter. Think pet smells, strong perfumes, or last night’s dinner — all of it can be off-putting. Avoid heavy air fresheners, too. The goal is clean and neutral — ideally, buyers shouldn’t notice any smell at all.

  3. SPACE: That comfy but bulky furniture you love? It might make a room feel smaller to buyers. Less furniture means more open space — and more appeal.

  4. CLEANLINESS: Messy bathrooms and kitchens are major red flags. Clean thoroughly, especially the areas buyers will pay the most attention to. First impressions stick.

  5. CEILINGS: Yes, people look up. Water stains, cobwebs, or odd marks can raise concerns. It’s worth addressing these before showings.

  6. PERSONAL ITEMS: Personal photos, collections, or themed décor can make it harder for buyers to picture themselves living there. Keep it simple and neutral.

  7. OUTDATED FIXTURES: Older light fixtures, wallpaper, or dated tile may stand out — and not in a good way. A few modern updates can go a long way.

The takeaway?Your home doesn’t need to be perfect, but it should feel clean, neutral, and well-cared for. When you create a space buyers can see themselves in, you increase the chances of turning interest into an offer.

Importance of Septic Inspection

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LET’S TALK ABOUT POOP!

Did I get your attention?

Many of the homes in our area are on septic systems. This means the waste from the drains and toilets in the home travel to a tank.

The septic system is a crucial element of the home and not one that people like to think about.

Let’s be real, if it's working you kinda forget it's there. When it's not working, you’re faced with a very crappy situation! If you catch my drift.

I could have fun with puns all day with this topic!

In this video I’ll discuss the importance of getting a septic inspection when purchasing a new home.

Homeownership is a process

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Biting off more than you can chew.

Just because you are approved for a loan for $500,000 doesn’t mean that you should spend that much.

Let’s walk through this together.

You’ve finally got the home of your dreams, but you had to max out your budget to get it. What might you have to give up to have that home

  • vacations

  • savings

  • college funds

  • retirement

  • fun family experiences

These all might be on the chopping block... and before you know it you might find yourself in financial bondage.

This house, the one you are in, or the one you are buying is likely NOT your forever home.

Homeownership is a process of stepping stones, each time you get more of what you desire. So hold off on maxing out your home budget and remember all the other financial goals you have.

My Squirrel Moment

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The other day, I found myself yelling at a squirrel.

Not because it did anything wrong—

But because it was standing dead still in the middle of the road while a car was coming.

“MOVE! What are you doing?! GO! YOU’RE GOING TO DIE!”

(Yes, I was full-on shouting at a rodent.)

And then it hit me:

This is probably exactly how God watches me live my life sometimes.

Me: “This seems like a great idea.”

God: “Nope nope nope NOPE—don’t go that way.”

Me: stands frozen in self-doubt and poor decision-making

God: “WHY ARE YOU JUST STANDING THERE? MOVE. DO ANYTHING.”

Me: runs in circles, doubles back, ends up in the same spot

Honestly, I’m just a squirrel with a planner.

Running toward traffic, unsure of which direction to go, but deeply confident I know what I’m doing.

And yet, just like I care about that ridiculous squirrel—God’s out here looking out for me.

Trying to steer me out of the road, even if I don’t understand the danger yet.

Patient. Watching. Probably shaking His head.

But still—loving me enough to shout from the sidelines.

What’s your “squirrel moment” in life where you look back and think, “Yep, God was definitely trying to help me dodge that one”?

Negotiating Inspection Items

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I’m going to tell you a little secret: Negotiating inspection items can be a bit tricky.

Shows like Million Dollar Listing have not helped either. I cannot tell you how many times the agent on TV says, “We will just get the seller at inspection”. Yeah, it doesn’t work that way.

The purpose of the inspection is to reveal items that cannot be seen with the naked eye or issues that only a thorough home inspection would find.

In other words, the giant carpet stain you saw during the showing is not something that should end up on your list of inspection requests.

For the best results stick to health and safety issues.

And remember, it doesn’t hurt to ask for the things that are important to you. The seller cannot “ditch” you because you sent over a list of inspection requests. All they can do is say no.

If you have kept your list to major items that “any reasonable buyer” would find objectionable the seller is probably going to agree with you.

One of my biggest roles in a real estate transaction is helping you through this process whether you are the buyer or the seller.

When Pricing Your Home

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You have 3 choices when pricing your home:

  1. Test the market. This strategy works in a rapidly rising market because you are pricing ahead of the market with the hopes that the market will meet or surpass your list price.

  2. Price it right. This falls right into the range of what market comparables tell us the home is worth. Not too high, not too low.

Is this sounding a little like Goldilocks and the Three Bears.

3. Strategically aggressive price. This is the price range that attracts multiple offers and offers over asking price.

There is no right or wrong answer. But your pricing should reflect your timing goals. Please leave any questions below.

I can guide you!

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Are you a first time buyer, first time seller, downsizing or upsizing?

I’ve got a guide for that. With step by step and in-depth explanations.

After over 2 decades in real estate I have discovered that people who fall into these categories have many of the same pain points.

First time home buyers experience fear of the unknown.

First time sellers are unfamiliar with the process.

Both up-sizers and down-sizers have concerns about logistics.

Do you fall into any of these categories?

I would love to share my knowledge with you. Please comment below or send me a private message.

Sell your home, not just list it.

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How do you know if you priced your home correctly?

Well in this market its pretty easy to know.

As a general rule of thumb, if your home is not under contract in 3 weeks you have likely overshot the market.

You might think, no big deal.

Here’s the thing - the longer your home sits on the market the more buyers begin to believe there is something wrong with your home OR they can low ball you.

The goal should be to sell your home not just list it.

Increase your chances in selling your house

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Selling your house? Just remember: buyers notice everything — the good, the bad, and the “what were they thinking?”

They walk in with HGTV dreams and laser-sharp vision. They will sniff, squint, and side-eye their way through your entire home like it’s an open house and an episode of CSI.

Think the judgiest in-laws you've ever met… but with checkbooks.

Here’s what they’re picking up on within seconds:

  • LIGHT: If it’s too dark, the home can feel closed-in. Too bright, and it’s uncomfortable. Aim for warm, natural lighting that feels welcoming.

  • SMELL: Odors matter. Think pet smells, strong perfumes, or last night’s dinner — all of it can be off-putting. Avoid heavy air fresheners, too. The goal is clean and neutral — ideally, buyers shouldn’t notice any smell at all.

  • SPACE: That comfy but bulky furniture you love? It might make a room feel smaller to buyers. Less furniture means more open space — and more appeal.

  • CLEANLINESS: Messy bathrooms and kitchens are major red flags. Clean thoroughly, especially the areas buyers will pay the most attention to. First impressions stick.

  • CEILINGS: Yes, people look up. Water stains, cobwebs, or odd marks can raise concerns. It’s worth addressing these before showings.

  • PERSONAL ITEMS: Personal photos, collections, or themed décor can make it harder for buyers to picture themselves living there. Keep it simple and neutral.

  • OUTDATED FIXTURES: Older light fixtures, wallpaper, or dated tile may stand out — and not in a good way. A few modern updates can go a long way.

The takeaway?Your home doesn’t need to be perfect, but it should feel clean, neutral, and well-cared for. When you create a space buyers can see themselves in, you increase the chances of turning interest into an offer.

Flaky Buyer

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PSA for Buyers: Your reputation does follow you (especially in a small market like Grand County)

Thinking of making your fifth offer this month and canceling before the ink dries?

Or maybe you’re the one who submitted a 23-point inspection objection that included a request for the seller to replace the sky and change the weather patterns?

Hey—we’ve seen it. We remember it. And more importantly... so do other agents.

In a big city, you can vanish like Houdini. But here? Grand County real estate can be like a small-town rodeo. Same listing agents. Same broker networks.

And here's the kicker: if you get labeled as flaky, high maintenance, or commitment-phobic, the listing agent is ethically obligated to inform their seller of your greatest hits.

“Well, they backed out on three deals last quarter after asking for a new roof and a spiritual cleanse.”

Moral of the story: Be serious. Be reasonable. Be the buyer sellers hope for.

Because next time you write an offer (which may be on your DREAM HOME not just your monthly tire kick), your reputation may have already walked into the room before you do. Don’t be your own worst enemy.

Old Keys

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Old keys don’t unlock new doors.

Oh man, this one hit me hard.

Its been said a thousand times in different kinds of ways - “If you don’t change the method, don’t expect different results”. Pretty basic but oh so hard for us humans to grasp.

Anyhow this version really resonated with me.

Maybe its because keys and doors are a big part of my business.

Maybe its the mechanics of it - the wrong key, or an old key won’t open the door.

Or maybe its the thought of trying to get through a door that’s just not in line with where you are, right here, right now.

I would love to hear any nuggets you got from this quote.

With gratitude.

Ask-hole

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ask-hole /ăsk/ /hōl/

Noun:: A person who constantly asks for your advice yet does the opposite of what you tell them.

We’ve all known one. Whether asking for personal or professional advice we’ve all been in this situation. Offering our expertise and then watch them self destruct. I’ve learned over time that sometimes you can’t save someone from themselves.

Some of the best lessons in life are experiential!

Importance of Agent Reputation

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Agent reputation. Does it matter?

I think it does and let me tell you why.

If your agent is unprofessional it could hurt YOU in the long run.

Does your agent have a reputation of honest and transparent dealings?

Are their buyers prequalified and ready to buy?

Are their sellers serious and straightforward?

Has your agent set proper expectations with YOU, their client, so everyone is set up to succeed?

Is your agent easy to work with?

Does your agent return phone calls, text messages, and emails?

All of this can effect YOU when the rubber meets the road because in multiple offer situations, who you work with might make or break the deal.

So how do you know if you are working with a professional? Read reviews online (Zillow is a great resource), ask your friends and neighbors but most of all, interview your agent.

What did you say? Yes, interview your agent!

Any time someone allows us to help them with buying and selling we have in some way or another “got the job”.

Its okay to talk to multiple agents and then decide who you feel most comfortable working with. True professionals welcome the chance to shine and earn your trust and business.

We want to sell our house, not just list it

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This house, these sellers.

Okay a little back story here. When I first met with this lovely couple they said “we don’t want to list our house, we want to sell it”.

So we discussed the market analysis I had prepared for them and they decided to list their home below my suggested price with the intention of getting multiple offers.

And that’s exactly what happened. offers to be exact and showings!

We hit a couple bumps in the road along the way with inspection items but since they were under contract for WAY over their asking price, the sting of repairs wasn’t quite as bad.

And on the day of closing it was smiles, excitement and gratitude all around. As a professional in my field I can’t ask for anything more.

With gratitude.

Real Estate - one of the BEST long term wealth strategy

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We all know the media loves a sensational story and there have been plenty surrounding the real estate market. Lately there has been lots of talk about interest rates and why now is not a good time to buy…

But when we compare what the talking heads SAY is going to happen compared to what has ACTUALLY happened the outcome is very different.

The following example starts with a buyer looking at a home valued at $300,000

  1. Oct 2015 “Housing today- a bubble larger than 2006” - we saw 5.1% appreciation - home is now worth $315,000

  2. Aug 2016 “We’re in a housing bubble” - we saw 5.4% appreciation - home is now worth $332,000

  3. Nov 2017 “Homeownership doesn’t build wealth, a study finds” - we saw 6.1% appreciation- home is now worth $353,000

  4. Sept 2018 “It’s better to rent than buy in today’s housing market” - we saw 4.1% appreciation - home is now worth $367,000

  5. July 2019 “The housing market is about to shift in a bad way for buyers” - we saw 4.0% appreciation- home is now worth $382,000

  6. Dec 2019 “Next year will be hard on the housing market, especially in big cities” - we saw 16% appreciation in 2020- home is now worth $443,000

  7. July 2021 “Housing boom is over as new home sales fall to pandemic lows” - we saw 18% appreciation - home is now worth $523,000

Had fear consumed this buyer back in 2015 they would’ve lost out on $223,000 of increased value, not to mention the seven years of payments made on the mortgage creating even more equity.

Remember, the interest rate on rent is 100%….

Make your financial decisions based on logic, reason and expert opinions. Don’t make decisions based on fear as you may miss out on big opportunities.

Real estate continues to be rated as one of the BEST long term wealth strategies.

Questions? Leave them in the chat or DM me. You don’t have to do this alone.

3 Strategies to find your home and not go homeless

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“But if I sell my home now I will be homeless!”

I’m hearing this sentiment a lot these days. Everyone knows the market is bananas and many sellers are putting off selling because they worry about finding a replacement property.

But what if I told you I’ve got a couple tricks up my sleeve to ease the transition and stress involved with selling and buying in this HOT market?

  1. Seller Contingency - Once your home goes under contract you have a specific time period to find another home. If you can’t find another house to buy you can get out of your contract.

  2. Rent Back - After closing you can rent the home back from the buyers. This is typically calculated to cover their new monthly mortgage payment and can last up to 60 days.

  3. Extra Long Closing - Contracts are taking longer than normal anyway because we are experiencing an appraisal backlog but it’s not uncommon for parties to agree to a 90 day extended closing.

All three of these strategies give some much need and valuable time to find your next home so you don’t end up homeless.

Have questions Leave them in the comments.

Don't Fix Them

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“When someone is broken, don’t try and fix them. (You can’t.)

When someone is hurting, don’t attempt to take away their pain. (You can’t.)

Instead, love them by walking beside them in the hurt. (You can.)

Because sometimes what people need is simply to know they aren’t alone” by Jenny Albers.

This is such a good reminder but sometimes feels hard to implement. It’s so natural for us to want to “fix” things or say the right words.

There are no right words. And while it can feel counterproductive and maybe trivial, sometimes the best thing to do is just sit with someone in their grief and be that shoulder to lean into.

With gratitude.